Please send me a message and I'll provide a few options. 

Did you have to jump through so many hoops and provide this level of personal information?

If you like the idea of a self-directed HSA like @Kaaren Hall mentioned check out providers like Accuplan and IRA Financial Trust. 

Quote from @Dave Allen: Quote from @Zeke Liston: Quote from @Dave Allen: I'm in a bit of a situationMy wife and her parents are selling a duplex they own together.My wife is trusting me to re invest into cash positive investments.We could stand to take as much as a quarter million, and tax free since we lived in the property 2 of the last 5 years.What are some suggestions for markets that would provide cashflow?

They often provide standardized lease agreements that comply with state and local laws.Additionally, many landlords use platforms like Avail, Zillow Rental Manager, or TurboTenant, which often include customizable lease templates that are state-specific.

Any lender should be able to easily do a HELOC for you (provided your credit is OK), but a local credit union will likely give you the best deal. 

If you are providing champagne or wine, would we need a license for that to do so? 

Can you provide more clarification?

I do NOT have enough knowledge or experience in this arena to provide specific “how to” accomplish this, or even to provide specific”proof” of my position.  

BiggerPockets is an excellent resource to kickstart your real estate journey.I recommend that you take the time to define your financial goals and always keep learning.From insightful podcasts and informative blog posts to interactive forums and detailed guides, BiggerPockets provides a comprehensive suite of resources designed to empower you with the knowledge and confidence needed to navigate the market.